Freestanding Flex
For Sale
Contact for pricing
-405 Main Street, South Amboy, NJ 08879
Main Street building with B-1 zoning and two overhead doors supports a range of commercial configurations.
Property Size1,500 SF
Price / SF$233.33
Days on Market1810
Property Features for -405 Main Street
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Special Purpose
Zoning
B-1
Additional Details
Road Access
Yes
Amenities
2 10'+ high overhead doors
Listing Agency:
C21 CHARLES SMITH AGENCY, INC
(732) 721-9000
Listed By:
TODD KESSLER · License #NJ
Source:
Crexi
Added: Sep 18, 2021
Changed: Aug 30
Last Checked: Aug 30 at 11:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of C21 CHARLES SMITH AGENCY, INC
Investment Insights
Based on property information with market context.
This freestanding flex building contains approximately 1,500 square feet on an irregular lot. The property includes two overhead doors measuring more than 10 feet high, providing functional access for commercial or light industrial operations. B-1 zoning applies, with permitted uses subject to confirmation by the City of South Amboy.
The building is located on Main Street in South Amboy, New Jersey. The vacant parcel behind the building is not included in the property and is being offered separately. The building is conveyed in its existing condition, and buyers should independently verify zoning, planning requirements, and intended-use approvals before proceeding.
The building is located on Main Street in South Amboy, New Jersey. The vacant parcel behind the building is not included in the property and is being offered separately. The building is conveyed in its existing condition, and buyers should independently verify zoning, planning requirements, and intended-use approvals before proceeding.
Key Highlights
- Approximately 1,500 SF building on an irregular lot
- Two overhead doors exceeding 10 feet in height
- B‑1 zoning; permitted uses to be verified with the City of South Amboy
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,802
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.23%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$436,040
$436.0K
Cap Rate 7%
$311,457
$311.5K
Cap Rate 9%
$242,244
$242.2K
Market Conditions
NOI Build-Up for 1,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$43.6K $29.04/SF
− Vacancy
−$10.0K −$6.68/SF
EGI
$33.5K $22.36/SF
− OpEx
−$11.7K −$7.83/SF
NOI
$21.8K $14.53/SF
Area
Middlesex County, NJ
Vacancy
23.00%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$436,040
Cap Rate 7%
$311,457
Cap Rate 9%
$242,244
Alternative Uses
Best Use
Flex RnD
$311.5K
$272.5K – $363.4K
NOI $21,802 @ 7.0% cap · market cap 6.23%
Second Best
Warehouse
$292.1K
$255.6K – $340.7K
NOI $20,444 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$391.7K
$342.7K – $457.0K
NOI $27,418 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
740
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08879, NJ
22,965
Population
9,737
Households
2.4
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
7.1 sq mi
ZIP Area
3,235
Density / Sq Mi
$98,000
Median Household Income
$57,998
Median Earnings
$1,633
Median Rent
$377,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Main Street building with B-1 zoning and two overhead doors supports a range of commercial configurations.
Where is this flex space located?
The property is located at -405 Main Street South Amboy, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Approximately 1,500 SF building on an irregular lot; Two overhead doors exceeding 10 feet in height; B‑1 zoning; permitted uses to be verified with the City of South Amboy
